Landlord Guide for London Residential Property: Obligations, Compliance and Management

Legal requirement: under the Gas Safety (Installation and Use) Regulations 1998, all landlords who let property with gas appliances must have a Gas Safe Registered engineer carry out an annual gas safety check of all gas appliances and flues. A Gas Safety Record (sometimes called a CP12) must be issued after each check and provided to tenants.

Obligation:

• Annual gas safety check and record
• Provide a copy of the current gas safety record to tenants within 28 days of the check, and to new tenants before they move in
• Keep records of all gas safety checks for at least 2 years

Penalty for non-compliance: up to 6 months in prison and/or an unlimited fine.

Electrical Installation Condition Reports (EICRs): under the Electrical Safety Standards in the Private Rented Sector (England) Regulations 2020, all private rented properties in England must have an Electrical Installation Condition Report (EICR) carried out at least every 5 years (or at every change of tenancy where the last EICR is more than 5 years old) by a qualified electrician. The EICR must be provided to tenants.

Carbon monoxide and smoke alarms: under the Smoke and Carbon Monoxide Alarm (Amendment) Regulations 2022:

• At least one smoke alarm on every storey of the rented property
• A carbon monoxide alarm in any room with a gas boiler, gas fire, or solid fuel appliance
• Alarms must be in working order at the start of every tenancy

Portable Appliance Testing (PAT): while not a statutory requirement for landlords, PAT testing of electrical appliances supplied with the property is considered good practice and reduces liability.

Minimum standard: all privately rented properties in England must have an EPC rating of at least E. Landlords cannot legally let a property with an F or G rating. Proposed regulations (under consultation as of 2026) would raise this to C for new tenancies by 2028 and existing tenancies by 2030.

EPC validity: EPCs are valid for 10 years. A new one is not needed if the current one is still valid.

Exemptions: some properties can be registered on the government's PRS Exemptions Register if the cost of improving the EPC to E would exceed £3,500 and the maximum permitted improvement has been made.

Under the Immigration Act 2014 (Right to Rent scheme), landlords or their agents must check that tenants have a legal right to rent in England before granting a new tenancy. Acceptable proof includes a UK/Irish passport, biometric residence permit, or digital status through the Home Office Online Checking Service. Failure to conduct checks or renting to a person without the right to rent can result in a civil penalty of up to £3,000 per occupant (or unlimited in certain repeat offences).

Protection requirement: all tenancy deposits taken for assured shorthold tenancies in England must be protected in a government-approved tenancy deposit scheme (TDS, DPS, or MyDeposits) within 30 days of receipt. The tenant must receive prescribed information about the scheme. Failure to protect the deposit on time results in:

• The tenant being able to apply to court for 1 to 3 times the deposit value in compensation
• The landlord being unable to serve a valid Section 21 notice to end the tenancy

Maximum deposit: since the Tenant Fees Act 2019, the maximum deposit is 5 weeks' rent (or 6 weeks' rent where annual rent exceeds £50,000).

As of late 2025 and into 2026, the landscape for ending assured shorthold tenancies is changing significantly under the Renters' Rights Bill. The Bill proposes to abolish Section 21 "no-fault" evictions — the mechanism under which landlords could serve two months' notice to end a tenancy without giving a specific reason. If enacted as proposed:

• Landlords will only be able to end tenancies using grounds-based Section 8 notices
• Mandatory grounds include rent arrears, breach of tenancy terms, and certain circumstances where the landlord requires the property back for personal use or to sell
• Landlords should take legal advice on the current status of the Renters' Rights Act before assuming any particular procedure applies

Fitness for human habitation: under the Homes (Fitness for Human Habitation) Act 2018, properties must be fit for human habitation at the start of and throughout the tenancy. Common causes of unfitness include serious damp and mould, infestations, inadequate heating, structural defects, or lack of natural light.

Repairing obligations: under the Landlord and Tenant Act 1985 (Section 11), landlords of assured shorthold tenancies are responsible for:

• Repairs to the structure and exterior of the property (including drains, gutters, and pipes)
• Maintenance of heating and hot water installations
• Maintenance of gas and electrical installations
• Keeping internal walls, floors, and ceilings in repair

HHSRS (Housing Health and Safety Rating System): local authorities can inspect rental properties and issue improvement notices or prohibition orders under the Housing Act 2004 where significant hazards are present. The HHSRS identifies 29 categories of housing hazard (damp and mould, excess cold, fire, falls, etc.) and allows local authorities to require remedial action.

If you let to 3 or more people from more than 1 household, HMO licensing requirements may apply. See the dedicated HMO guide for full details of mandatory and additional licensing, fire safety standards, and space standards.

• Annual gas safety check (CP12): £50 to £120
• EICR (5-yearly): £150 to £350 for a typical London flat; £250 to £500 for a house
• PAT testing (per inspection): £50 to £150
• EPC assessment (if required): £60 to £120
• Smoke and CO alarm installation (per set): £100 to £250 plus electrician time
• Tenancy deposit scheme registration: free for most schemes (landlord pays no fee); custodial schemes free, insurance-backed schemes charge a fee
• Legal compliance review by specialist landlord solicitor: £200 to £600